2 November 2004 · Minister for Local Government and the Environment
Composting Site, Poortown Road, St Johns, Isle Of Man, IM4 3nq
The proposal involved creating three concrete-based compost holding areas (Phase 1: 50m x 50m; Phases 2-3: each 50m x 20m) enclosed by 2m-high embankments, a hardcore drop-off area, widened farm track, new access with visibility splays, and a portacabin office on 1.4ha of rising agricultural land screened from Poortown…
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The Inspector concluded the facility would be a considerable asset by encouraging waste recycling, reducing incineration, and creating useful compost, outweighing landscape concerns.
Time limit
The development hereby permitted shall commence before the expiration of 4 years from the date of this notice.
Block existing entrance
The existing entrance shall be blocked off within one month of the proposed new access being completed and available for use.
Restoration on cessation
In the event that the composting of material ceases, the concrete pad and hardstanding areas in Field 315142 shall be removed from the site to a licensed landfill facility within 12 months of the date of the cessation of works, and the land returned to agricultural use.
Landscaping scheme
Prior to the commencement of the development hereby permitted, a landscaping scheme shall be submitted to and approved by the planning authority. The scheme shall show details of all proposed earthworks, fencing, gates and planting. The development hereby permitted shall not be undertaken other than in accordance with the approved landscaping scheme.
preferred treatment for green waste; provides humus for deficient Isle of Man soils; cheap/environmentally friendly disposal; aids agricultural diversification; windrows barely distinguishable from crops
no detraction from rural appearance; scarcely noticed; natural extension of human landscape activity; access/portacabin as recommended by DoT/planning officer
supports recycling policy; rural location natural for organic composting
no objection
DOT Highways provided conditional no objection with specific access and drainage conditions; Environment Unit recommended a Waste Disposal Licence condition; Patrick Parish Commissioners and David Anderson MHK offered support; German Parish Commissioners had no objection.
DOT Highways
Conditional No ObjectionNo adverse traffic impacts, subject to the imposition of the following conditions; In the interests of road safety.; N.B The applicant may wish to examine the internal roadway to ensure that the widths and radii are compatible with the characteristics of the vehicles proposed to access the facility.
Conditions requested: No other works shall be commenced on site until the access with the adopted highway, including visibility splays, has been set out and established to the satisfaction of the Planning Authority after consultation with the Highway Authority.; No water or contaminants from the site shall be permitted to flow or be tracked by vehicle wheels on to the highway.
Environment Unit
Conditional No Objectionunder the provisions of the Public Health Act 1990, this facility requires a Waste Disposal Licence, a prerequisite of which is planning approval.; it is my recommendation that this condition is applied to any planning approval.
Conditions requested: The Waste Disposal Licence must be in place prior to the commencement of operations
Patrick Parish Commissioners
SupportThe Commissioners are writing in support of the above application.; This facility will be one way of carrying out the Minister's wishes. A farm or rural location would seem to be the natural place to organically compost waste material.
David Anderson, MHK
SupportI write in support of the above application.; cannot see any valid reasons for its refusal.; The visibility splay and upgraded access is what is recommended by the DOT
German Parish Commissioners
No Objectionthey have no objections to the application and do not wish to make any further comments.
The original application for construction of an organic composting facility on agricultural land at Ballaneven Farm was refused by the Planning Committee due to adverse landscape impact, harm to the character of the scenic countryside area, and unsuitability of the site. The appellants argued the facility would reduce green waste incineration, produce useful compost, have minimal visual impact due to screening and distance, and align with agricultural diversification. The Council defended the refusal citing visibility from public viewpoints, industrial appearance from access works and portacabin, and conflict with the 1982 Development Plan protections for High Landscape Value areas. The inspector concluded the visual impact would be limited as windrows would resemble bare soil from distance, steam would not significantly detract, and access changes were acceptable on balance, recommending the appeal be allowed with conditions including landscaping, time limits, and restoration to agriculture if use ceases.
Precedent Value
This appeal demonstrates that composting facilities can be approved in High Landscape Value countryside where visual impacts are convincingly shown to be minimal and waste reduction benefits significant. Future applicants should provide detailed process visuals, distance-based impact assessments, and secure third-party environmental support.
Inspector: Michael Hurley
